A public hearing regarding a proposed duplex to be built on 44 Street in Bonnyville was held at the Town council chambers and after much debate, council defeated the rezoning bylaw.
On Aug. 28, council discussed bylaw No. 1391-12, to rezone Lot 4, Block 3, Plan 762-1251 from R1 (Single Family Residential) to R3 (Medium Density Residential) for the purpose of a semi-detached building. Surrounding the lot are R1 and R3 districts.
Letters were sent to adjacent landowners and council received one letter of objection, which was signed by four property owners. Concerns included home value, increase in traffic and reduced parking. Council received numerous non-objections as well.
Rob Fox put forth the application, while Stan and Laurette Szydlik submitted a letter. Stan and Fox were both present during the public hearing.
Fox explained the duplex would be a “title for sale” unit, where both will be sold separately. His intensions are not to use the building as rental units.
Szydlik explained the duplex would bring down the value of his home and create dangerous traffic, among other concerns.
“When I bought my home, I researched to make sure there were no duplexes in the area and it was zoned as single residence homes in that area. For resale value, people say it's all about location, location, location,” explained Szydlik.
“People who want to live in a single-family residence, they want to have the same thing in their area. Duplexes are more likely to be rented out and this development has two bedrooms upstairs on each side and they could have some possible bedrooms in the basement, so there could be as many as four people living in each unit so that would be eight (with the two units.)”
He also explained there is only one driveway, which could mean many other vehicles parked on the street.
“It's a single driveway so you're not going to park two vehicles on there typically and then the other vehicles are going to have to park down on the street. And there are some concerns about the safety on the corner. I have to be very careful getting out there because it's a four-way stop sign and you have to be very careful,” he said.
However, his biggest concern was resale value.
“The main reason I don't think you should rezone this one is because I purchased the place, I've researched it as a single residence therefore I bought there, and the value of my property will remain high but if there's a duplex there the property will decrease.”
Council discussed the pros and cons to rezoning and developing the property into a duplex.
“I am adjacent to several duplexes that have developed along 43rd and my value has not gone down in terms of assessment,” said Coun. Gene Sobolewski. “I don't know of any others in Bonnyville that have had that happen.”
Fox spoke again, stating, “I don't think it devalues any property. I think this will enhance the neighbourhood.” He said he has developed similar properties in other areas prior to this proposal, which has increased adjacent properties in the past.
“This spot zoning,” said Szydlik. “These people come in and want to make more money for themselves and the people that are there lose value to their property.”
Council passed first reading on the bylaw prior to the public hearing. Though a motion to oppose development was unable to be put forth - as the rezoning could only be stopped if council voted against it and defeated the proposal - Coun. Jim Cheverie clearly stated his opposition to the rezoning and said he would put forth a motion if he could.
“I would make a motion that we do not zone this beyond a single family dwelling, or that we deny zoning,” said Cheverie. Coun. Ray Prevost agreed.
However, Sobolewski felt it important to note this development could provide more affordable housing in Bonnyville, which he said is one of the Town's major concerns.
“We have been discussing the issues of trying to create affordable housing in Bonnyville, this lot has sat vacant for a number of years now. In fact, since I've been here in town which is at least 12-13 years. Finally, somebody is looking to do something with it.
“All in all, I understand the objections but from my perspective as a councillor, I also have to look out for the betterment of the community and some of the goals that we had set for ourselves and I'll vote accordingly,” he said.
Sobolewski moved second reading of the rezoning bylaw, which was defeated with Sobolewski and Coun. Rene Van Brabant in favour and all other councillors in opposition.
The motion was defeated.
